3 Bedroom House with Staff Quarters and Pool
423652 · Randburg West · Douglasdale · 3 bed · 549 m² · freehold · auction 4 Aug 2026
Auction details
| Auction date | 4 Aug 2026 |
| Held by | Sheriff Randburg West |
Value indicators
| Last sold price | R 1 200 000.00 |
| Sale date | 2005/07/21 |
Walk away above R 1 591 231.05 Bid more than this and the all-in cost, provisions at full, passes what the property is worth. It is a ceiling on the bid, not a forecast of it, and it moves with the provisions.
Firm, figures that exist
| Bid price, reserve published on the listing | R 1 360 087.00 |
| Sheriff's commission | R 30 901.31 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 4 635.20 |
| Transfer duty | R 4 502.61 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 460 126.12 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 80 000.00 |
| Remediation | R 0.00 – R 50 000.00 |
| Eviction | R 0.00 – R 45 000.00 |
| Holding cost | R 4 500.00 – R 13 500.00 |
| Provisioned range | R 4 500.00 – R 188 500.00 |
Cash
| On auction day | R 176 047.82 |
| Balance by 25 Aug 2026 | R 1 224 078.30 |
| All-in, floor to ceiling | R 1 460 126.12 – R 1 791 061.23 |
| All-in per m² at the ceiling | R 3 262.41 |
Registered against the title · 4
| Bond, Standard Bank Of South Africa Ltd B104474/2007 | R 200 000.00 |
| Bond, Standard Bank Of South Africa Ltd B35387/2010 | R 55 000.00 |
| Bond, Standard Bank Of South Africa Ltd B4806/2006 | R 1 050 000.00 |
| Interdict I-552/2026AT | — |
Nearby sales · 4 used of 15
= Consistent with its own 2005 sale of R 1 200 000.00, at 2.2% a year over 21.0 years.
Selected sale Erf 1217 · R 2 778/m² · R 1 525 000 · 549m² · 72m away · sold 2026 · used by model
Used by model Context only
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 542 | R 811 | R 1 200 000 | 1480 | 152 | 2025 |
| Erf 1217 | R 2 778 | R 1 525 000 | 549 | 72 | 2026 |
| Erf 1217 | R 3 157 | R 1 850 000 | 586 | 118 | 2025 |
| Erf 1216 | R 3 731 | R 2 425 000 | 650 | 119 | 2025 |
| Erf 1986 | R 5 067 | R 1 900 000 | 375 | 180 | 2025 |
| Unit 44 Marrakesh Hornbill Road | R 9 341 | R 850 000 | 91 | 176 | 2026 |
| Unit 12 Marrakesh Hornbill Road | R 9 345 | R 785 000 | 84 | 176 | 2025 |
| Unit 4 Via Ticino 114 Hornbill Road | R 9 643 | R 810 000 | 84 | 203 | 2026 |
| Unit 46 Via Ticino 114 Hornbill Road | R 9 643 | R 1 350 000 | 140 | 203 | 2026 |
| Unit 85 Marrakesh Hornbill Road | R 9 804 | R 1 000 000 | 102 | 176 | 2025 |
| Unit 67 Marrakesh Hornbill Road | R 9 881 | R 830 000 | 84 | 176 | 2026 |
| Unit 90 Marrakesh Hornbill Road | R 9 902 | R 1 010 000 | 102 | 176 | 2026 |
| Unit 75 Marrakesh Hornbill Road | R 10 714 | R 900 000 | 84 | 176 | 2025 |
| Unit 27 Via Ticino 114 Hornbill Road | R 13 182 | R 1 595 000 | 121 | 203 | 2026 |
| Unit 42 Marrakesh Hornbill Road | R 15 000 | R 840 000 | 56 | 176 | 2025 |
4 nearby sales, sold 2025 to 2026. The median runs across the rest, and the rates they span put this erf between R 1 525 000.00 and R 2 781 600.00. Sizes are in m² and distances in metres. Evidence about the area, not a valuation of this property, which nobody has inspected.
Recited by the notice · 5
| Evidence read | 2026-07-31 |
Flags · 3
The municipal arrears figure is a provision, not a quote. A non-owner may not obtain the clearance figure from the municipality; the sheriff gives an estimate on the day. Do not bid against the midpoint of this range.
Market value is derived from 4 nearby sales, sold 2025 to 2026, at the median of rate per square metre. It is evidence about the area, not a valuation of this property, which nobody has inspected.
Attorneys for the execution creditor: VELILE TINTO & ASSOCIATES INC. ((012) 8073366). This is the practical route to an arrears figure before auction day.
Transfer duty is normally paid to SARS through the conveyancer before registration, not on auction day. Section 7.2 includes it in the auction-day figure; confirm the timing with the conveyancer.